“As Built” Plans
The first step in figuring out how to remodel is to understand what you have! A remodel, by definition, means you already have a house, unlike new construction where you have a blank canvas.
So, I always create the “as built” plans myself (many architects have others do this for them.) One reason is that this way I can really get the feel for the home. How is it built? What kind of framing is used, where are the important structural areas, how has it been improved or added on to over the years, etc. Also every house has its own personality and I feel you need to experience it to understand the flow. All of this information helps inform ways that the house might be altered, added to or changed to suit the scope of the owner’s requirements.
So I go around the entire exterior – photograph everything – measure everything – note the siding, roofing, overhangs, foundation, driveways, hardscape, trees. Then with the outline of the building created, I go inside and figure out how the house is split up with interior wall.
The result is a 36 x 24 inch freehand drawing of the plan of the house.
Then, everything is entered into CAD (computer aided design) which I started using when it first came out in the 90’s. Originally CAD only did two dimensional drawings. Now when I input a house into CAD, I actually build a virtual model of the house in 3d. I can show you the inside and outside “virtually” and we can create various designs that you can actually experience before you start to build.
This is a complete game changer in helping you get the design you want.
Call me – lets talk about your project.
Thx Otis
Say Goodbye Guest House – Hello ADU
ADU – Isn’t that a horrible name – so institutional?
Accessory Dwelling Unit – not so warm and fuzzy as a cute little guest house nestled in the oak trees … but that’s where we are. You can call it a “guest house” but the city and the county will call it an ADU.
WANTED! – Your cities and towns are heavily promoting ADUs but are they easy to permit and cheap to build?
A baffling variety of ADU’s exist.
You can have an attached ADU,
a detached ADU,
a junior ADU
or an ADU within an existing accessory structure.
The states (not only California but all over the US) have put pressure on cities and counties to create more “dwelling units” and they think ADU’s will help.
Additionally, many cities and counties are willing to look the other way from past discretions. Illegal units can be converted into “legal” units with “Compliance Programs”. This bizarre challenge has not been successful. Many previously built “dwellings” are significantly different than current required building codes causing havoc in the “approval process.” Think about everything from a “Yurt” to a shack that might have been converted….
Building an ADU
Ventura County
With the exception of using the Ventura County pre-approved plans, building an ADU requires all the same steps as building a new house for the most part. Although, I believe the state promotes the idea that they are doing everything to reduce requirements and speed up permitting time, from my experience it isn’t any different.
Ventura County actually has 3 “pre approved” plans which you can use.
Ojai
Requirements in the city of Ojai are pretty much the same as the County. You can build a new 1200 SF ADU (1800 SF if you have over 10 acres). Previously Ojai limited the size of a second “residence’” to 640 SF.
Interestingly, parking requirements change if you build an ADU.
Gut Remodel Historic Spanish Style Home n Santa Monica
This beautiful 1915, Spanish style home in Santa Monica, California, had beautiful bones but was woefully underbuilt – especially by today’s standards. Watch as the entire house is gutted to the studs – and even half of those were rotten – and built into a fabulous new home.
This project actually includes new construction – a pool house – as well as the gut remodel of the main house.
Ojai Ranch Remodel
Revised Kitchen
- move range to opposite wall
- wrap corner to breakfast nook
- center sink at windows
- keep existing openings to Dining Room
- View from entry hall
Through breakfast nook to kitchen
Looking towards entry hall and passthrough to dining room
Looking towards breakfast nook
Other side
From Breakfast nook
Master Suite Revision of Option # 2
Plan
- added double door at bedroom entry
- moved tub and shower to south wall
Gerrard Colcord Remodel
Featured in “Traditional Home” with Interior Design by Bonesteel Trout Hall, and Architectural Design by Otis Bradley, this home was originally designed by Gerard Colcord. Colcord was a sought after Architect in Los Angeles known for his simple elegance in capturing homes with historical relevance. This particular home was owned by Harrison Ford for 30 years before the new owners put their own style on the home.
Beautiful walnut, hand made, slab dining table
The master bath – previously dark and very masculine, was opened up with a new light pallet.
A custom frosted glass “window” into the master shower to add light to a previously small dark shower
A beautiful antique piece can make a lovely powder room sink base
Elegant custom bar
The kitchen was completely gutted, enlarged and built new while keeping the original beaded inset cabinetry
Breakfast nook !
The master bath – previously dark and very masculine, was opened up with a new light pallet.
Ojai Remodel – 1950’s Ranch Style Home
Proposed color scheme
Open up walls and ceiling
Before
Initial planning:
This is the existing plan – note the setback lines
Addition Analysis – how and where we can add space
Here are the areas where we might build – possibly moving garage forward to allow additional space behind the garage and space on the south end. This might work out nicely allowing us to keep the existing kitchen where it is – Savings ! – create a better flow.
Existing 3D models
